Writing the Scope When the Client Wants Everything
A homeowner with a 2,200 sq ft 1979 colonial has a $25,000 budget and a wish list: new roof, new windows, new furnace and AC, attic insulation, and "whatever else you recommend." The audit found: attic R-11 with major bypasses, 3,800 CFM50, a 78% AFUE furnace from 1998, a 10 SEER AC, single-pane windows on the north and west, and a roof with 3-5 years of life left. The client says the roof must be replaced this year because of a leak, and wants the auditor to write the scope so the contractor "does it all at once." The auditor knows the budget cannot cover the full list.
1. How do you sequence and prioritize the work so the client gets the most value, and what do you tell them about the roof?
Read the worked answer
Sequence by building-science dependency and cost-effectiveness, and use the roof as the anchor.
Roof first, but as an envelope opportunity. Since the roof must be replaced anyway, this is the cheapest moment to air seal the attic plane and install soffit baffles and a proper vent path. Write the roof scope to include attic air sealing and baffles before the new deck goes on, and top up insulation to R-49 after sealing. Doing this later means paying twice.
Air sealing and attic insulation next - the bypasses and 3,800 CFM50 are the biggest bang for the buck, and they pair with the roof work.
Furnace and AC replacement only if the existing units fail or the budget remains. A 78% AFUE furnace is a real target, but replacing a working furnace before the envelope is tightened can oversize the new equipment. If replaced, do a Manual J on the improved envelope and size to that, not to the old unit.
Windows last, and only the worst units. Single-pane north and west windows are a comfort and condensation issue, but whole-house replacement will consume the budget. Recommend the worst 3-5 units if any.
Tell the client plainly: the $25,000 cannot cover roof, windows, HVAC, and insulation. The roof is mandatory and should carry the air sealing and insulation; windows are the lowest return and should be deferred or limited.
2. Draft the scope-of-work language for the attic and roof portion, including what the contractor must verify before insulation.
Read the worked answer
Scope: Roof replacement with attic air sealing and insulation
- Remove existing roofing and decking as needed for the leak repair; inspect sheathing and framing for moisture damage and replace as required.
- Before any new insulation, air seal the attic plane: seal top plates, wall-to-ceiling junctions, plumbing and electrical penetrations, chimney chase, and any dropped-soffit or balloon-framing bypasses with a code-compliant sealant or foam. Document with photos.
- Install soffit baffles at every rafter bay to maintain a 1-inch vent path from soffit to ridge; verify the ridge vent is continuous and unobstructed.
- Install a vapor-permeable air barrier detail as required by the assembly; do not trap moisture.
- After sealing is verified, install insulation to R-49 (blown cellulose or fiberglass) over the full attic floor, maintaining clearance at recessed lights (IC-rated) and the chimney.
- Verification: the contractor must provide before/after photos of sealing, a final insulation depth measurement at multiple points, and a post-work blower door if contracted. The auditor will inspect before insulation is covered.
Exclusions: windows, HVAC replacement, and any wall insulation are not in this scope.